stuart: you're putting a smiley face on. look at that, the house in sacramento and the house in charlotte are currently worth on a selling floor about half what they were worth and sold for six years ago. >> but that means we're stabilizing, right? and even though, even though the housing numbers came out today and they were very positive one thing we have to remember there's still a lot of people underwater. so, i read a statistic that nearly half of everyone under the age of 40 is still underwater, that purchased their home. and that's-- >> regrettably i'm the not under the age of 40 and two real estate investments outside of new york in miami beach and las vegas, decidedly underwater. >> if you bought at the peak. >> i did. >> miami is coming back because of foreigners. stuart: foreigners, watch out for them. half the people under 40 underwater, they can't sell the house and move without taking a loss and a down payment and that reflects the number of buyers coming into the marketplace. >> and here, and i'll throw this in